A kitchen renovation Singapore homeowners can actually compare starts at S$10,990 for a BTO overlay scope. What matters more than that number is the three measurements sitting behind it.
Ten feet of cabinet. A hundred and fifty square feet of floor. Two hundred and fifty of wall. Any kitchen quote that does not state its own version of those three cannot be compared with anything.
Key Takeaways
- A BTO kitchen overlay package is S$10,990 and states 10ft of cabinet, 150 sqft of floor and 250 sqft of wall.
- Tiles are priced in writing at $3.00 per square foot or lower, in 300x300 or 300x600.
- Bundling the kitchen with both toilets is S$18,390, against S$21,280 bought separately.
- The bundle is cheaper but not identical: kitchen floor overlay drops to 100 sqft and wall to 150 sqft.
- Every price here links to its product page. Open them and check the scope.
The Three Measurements Every Kitchen Quote Should State
Ask for these before you ask for a price. They turn a comparison from instinct into arithmetic.
| Measurement | What we state | Why it moves the price |
|---|---|---|
| Cabinet run | 10ft top and 10ft bottom | Carpentry is the single largest line in any kitchen |
| Floor overlay | up to 150 sqft, kitchen and service yard | Tiling and labour scale directly with area |
| Wall overlay | up to 250 sqft, exposed areas | Wall area is where quotes quietly differ most |
| Tile price | $3.00/sqft or lower, 300x300 or 300x600 | An unstated tile grade can hide a thousand dollars |
A contractor who answers all four in writing is competing on the same job as us. One who answers none is competing on a different one, and usually a smaller one.
Kitchen Renovation Singapore: The Two Tiers and What They Cover
There are two decisions here, and they are the same two that govern the rest of a flat. Is this a new kitchen or an old one, and are you keeping the existing surfaces or taking them out.
New flat with sound tiles means overlay. Old kitchen with failing surfaces, or a layout you want to move, means hacking. Everything else is finish grade.
That second decision is worth resisting pressure on. A kitchen is the room where hacking gets sold hardest, because demolition is visible and feels like progress. But a sound screed under sound tiles is an asset, and covering it costs a fraction of replacing it. Ask what is actually wrong with the existing surface before agreeing to remove it.
The HDB Kitchen Renovation Package at S$10,990
The Kitchen BTO Package, Most Popular tier with overlay, is S$10,990.
Scope: floor tile overlay across the kitchen and service yard to 150 square feet with skirtings free, wall tile overlay across the exposed kitchen areas to 250 square feet, a concrete base for the cabinet run, then 10ft of bottom cabinet and 10ft of top cabinet with a tier 1 quartz countertop. Sink and tap installed, hood point supplied and installed with its switch.
It also removes two things most people forget to ask about: the skirtings at the service yard, and the bi-fold door between kitchen and service yard.
What Does the 10ft Cabinet Run Actually Contain?
Cabinet feet mean nothing without the specification underneath, so here it is. Internal white carcass, ABS door trimmings, soft-closing hinges, a selected laminate finish up to $60 per piece, and three drawers.
Then five upgrades at no extra cost: three more drawers with soft-closing runners, a frosted glass dishrack door with a laminate frame, a 304 stainless steel two-tier dishrack with tray, a waterproofing board behind the sink area up to 3ft, and an upgrade to an internal colour carcass.
Also free: a Rinnai hood and two-burner hob, the sink and the sink tap. Note that gas connection is not included, which is a separate licensed job in every flat.
Why Does Hacking a Resale Kitchen Cost More?
A resale kitchen with tired surfaces needs the hacking route, and the store prices that separately. The extra covers demolition, disposal, and the waterproofing that has to go back in afterwards.
Hacking a kitchen is not a finish decision. It is what you do when the existing bed has failed, when the layout has to move, or when the plumbing behind the cabinets has reached the end of its life. On a sound surface it is money spent to arrive back where you started.
There is one case where hacking pays for itself regardless of appearance. Older flats often run galvanised pipework behind the kitchen wall, and the only affordable moment to replace it is while the wall is already open. If your flat is old enough that nobody can tell you what the pipes are made of, that is a reason to open it.
Should You Bundle the Kitchen With the Toilets?
Usually yes, and for a reason that has nothing to do with price. Wet works in a kitchen and wet works in two bathrooms use the same trades, the same waterproofing materials and the same wet-slab sequencing. Running them in one contract removes the handover gap where blame lives.
The price happens to agree with the logic, but the sequencing argument is the stronger one. When the kitchen and the bathrooms sit in two contracts, the waterproofing in one and the tiling in the other can be six weeks apart, and any leak that appears afterwards has two contractors pointing at each other. One contract removes that entirely.
The Bundle Maths, Line by Line
Buy the two scopes separately and you pay S$10,990 for the kitchen plus S$10,290 for both toilets. That is S$21,280.
The Kitchen + 2 Toilets BTO bundle is S$18,390. The difference is S$2,890, and you can check both figures on the product pages in under a minute.
What Changes in the Bundle That Nobody Mentions
The bundle is not the two packages stapled together, and we would rather tell you than have you find out.
- Kitchen floor overlay drops from up to 150 sqft to up to 100 sqft.
- Kitchen wall overlay drops from up to 250 sqft to up to 150 sqft.
- Both toilets stay at up to 250 sqft each, unchanged.
- The 10ft cabinet run, the quartz countertop and all the free upgrades stay.
So the saving is real, and the scope is slightly tighter on the kitchen surfaces. If your kitchen is large or has a lot of exposed wall, price both routes rather than assuming the bundle wins.
The Resale Bundle at S$24,990
For an older flat, the Kitchen + 2 Toilets Resale Package with hacking is S$24,990 and covers considerably more ground.
It hacks the kitchen floor and wall tiles with the cabinet and the sink or stove support up to 5ft, and both toilets down to the sanitary fittings, piping and door. Then it puts back a waterproofing membrane at the kitchen and both toilets with non-shrink grout, K11 and a 3-in-1 screed, retiles the kitchen floor to 200 sqft and the exposed walls to 300 sqft, and adds a drop kerb at both shower areas where the layout allows.
Two details worth noticing: cold stainless steel piping is run to the kitchen and both toilets, and a washing machine point with tap is included free. Those are the lines that separate a rebuild from a refresh.
Why Overlay Is Not the Cheap Option on a New Flat
In the bathrooms attached to a new flat, overlay is not a saving. For a while it is the only lawful method.
HDB applies a "3-year restriction period" to every newly built flat, and what it restricts is taking out the finishes on bathroom and toilet floors and walls. That is why every BTO bundle here uses overlay in the toilets rather than hacking.
Where a Kitchen Budget Usually Goes Wrong
Three mistakes account for most of the overspend we see, and none of them are about taste.
The first is buying cabinet length nobody needs. A 10ft run suits most HDB kitchens, and the households who extend it often use the extra metre for appliances that end up on the counter anyway. Measure what you actually store before adding feet.
The second is upgrading the countertop before upgrading the hinges. A tier 1 quartz top with soft-closing hardware outlasts a premium stone slab on cheap runners, because the thing that fails first is always the moving part.
The third is leaving the service yard out of the conversation. It is where the washing machine, the drying and the bin live, and a kitchen that is beautiful up to the bi-fold door is a kitchen with a mess behind it. Our BTO scope covers the service yard floor and dismantles that door for a reason.
What These Packages Do Not Include
This section is worth more than a second look at the price. It's also what most quotations leave out.
- Gas connection is not included with the hob installation.
- Cabinet runs beyond 10ft cost more, and a galley kitchen in a larger flat often needs more.
- Tile sizes outside 300x300 and 300x600 carry an additional cost.
- Shower kerbs and drop kerbs are not in the BTO 2 toilet renovation package scope.
- Durations and warranty terms are not printed on the product pages. Get both into the contract in writing before you pay a deposit.
The Electrical Points HDB Wants a Permit For
Most of what a kitchen package installs needs no permit. HDB publishes tables of electrical work that does not require one, adding that those works "are, however, subject to guidelines and conditions".
Where a permit does apply: HDB requires one for new 15amp power points serving air-conditioners or other higher-capacity appliances, in any flat that does not already carry higher electrical loading. Kitchens in older flats are a common case, because their original loading assumed far fewer appliances than a modern household runs.
Only a contractor in HDB's Directory of Renovation Contractors can submit on your behalf, and the owner stays liable for unauthorised work even if the contractor disappears.
How to Read Our Prices Against Anyone Else's
Compare scope, never headline numbers. Four questions settle most of it, and each has a numeric answer:
- How many feet of cabinet, top and bottom, and what carcass and hinges?
- How many square feet of floor overlay, and how many of wall?
- What tile price per square foot, and in what tile size?
- Are haulage, debris clearance and the chemical wash inside the number or outside it?
A quote that cannot answer those is not cheaper. It's unfinished, and the missing items return as variation orders once your old kitchen is already out.
When to Start
Engage a contractor two to three months before key collection, or before completion on a resale purchase. Design, material orders and permit submissions run in parallel during that window, so physical work can begin the week the flat is yours.
Our renovation sequence guide sets out the order works actually run in, and the drilling and renovation hours page covers when noisy work is permitted.
Working With Us on a Kitchen
RCS is an HDB Registered Renovation Contractor and a BCA-approved contractor, holding bizSAFE Level 3 certification and PMI membership, working on HDB flats since 2017 under Licence HB-11-5877Z. That licence number takes under a minute to check in HDB's directory, and you should check it for us and for everyone else quoting you.
If the kitchen is the whole job, take the kitchen package. If the bathrooms are coming too, price the bundle against buying both. For whole-flat scopes, see our 3-room, 4-room and 5-room pages.
Still Comparing
Sensible. We'd rather you took another fortnight than regretted the deposit, and a kitchen is the room you will stand in every single day for the next decade.
One thing worth doing while you compare. Walk your current kitchen at the hour you actually cook in it, and count how many times you reach past something to get to something else. Those reaches are the layout problem, and they are far cheaper to solve at the drawing stage than after the cabinets are up. A contractor who asks you about that before quoting is worth more than one who simply comes in lower.
If what you need first is someone to check a scope or tell you whether a quotation in front of you is fair, that is a different conversation from appointing a contractor. You can have it at ai-deal.ai, where homeowners get their renovation questions reviewed without hiring anyone.
Frequently Asked Questions
How much does a kitchen renovation in Singapore cost in 2026?
A BTO overlay kitchen package is S$10,990, covering 10ft of cabinet, 150 sqft of floor and 250 sqft of wall. A resale kitchen with hacking is priced separately. Bundling with both toilets is S$18,390 on a BTO scope. Every figure links to its product page above.
Kitchen and 2 bathroom renovation packages: is the bundle cheaper?
Yes, by S$2,890 on a BTO overlay scope. Separately the kitchen and the two toilets come to S$21,280; the bundle is S$18,390. The bundle does reduce kitchen floor overlay to 100 sqft and wall overlay to 150 sqft, so price both routes if your kitchen is large.
What is included in the 10ft cabinet run?
Bottom and top cabinets at 10ft each with a tier 1 quartz countertop, internal white carcass, ABS trimmings, soft-closing hinges, laminate up to $60 per piece and three drawers. Free additions include three more soft-close drawers, a frosted glass dishrack door, a stainless steel dishrack and a colour carcass upgrade.
Does the package include gas connection?
No. The hood point is supplied and installed with its switch, and hood and hob installation is free, but gas connection is not included. That is a separate licensed job in every flat and should be arranged with your gas supplier.
Should I hack or overlay my kitchen?
Overlay when the existing surfaces are sound, which is normally the case in a new flat. Hack when the bed has failed, the layout is moving, or the plumbing behind the cabinets is at the end of its life. Hacking a sound kitchen spends money to arrive back where you started.
Do I need an HDB permit for kitchen electrical work?
Some of it. HDB publishes tables of electrical work needing no permit, though those works stay subject to its guidelines. New 15amp power points for air-conditioners or other higher-capacity appliances in a flat without higher electrical loading do require one. A contractor in HDB's directory submits it for you.
Sources
- RCS product pages for every price quoted, linked inline at each figure. Verified 9 September 2026.
- HDB renovation guidelines, building works — the three-year restriction on removing bathroom wall and floor finishes.
- HDB renovation guidelines, electrical works — permit rules for 15amp power points and the no-permit tables.
Disclaimer: Prices in this kitchen renovation Singapore guide are starting figures for the tiers named, verified against our product pages on 9 September 2026, and they may change. Your final quotation depends on cabinet length, tile selection, your flat's condition and final scope. Durations and warranty terms are confirmed in your contract, not on this page. HDB rules are summarised here with their sources linked; confirm current requirements with HDB before committing.
Kitchen Guides for Specific Estates and Materials
The measurements above hold wherever the kitchen is. These pages take them further, either into a named estate or into the one material decision this page does not settle.
- Kitchen renovation in Tampines
- Kitchen renovation in Buangkok
- BTO kitchen cabinet package on its own
- Quartz, sintered stone or granite for the countertop
The countertop comparison is the one worth reading before you sign. Everything else on this page is priced; the slab is the line where personal preference genuinely changes the number.
